Design Guidelines - lochavenlochaven.com.au/public_resources/pdf/Lochaven-Design-Guidelines... · Gunmetal Quartz Shale ... DAC approved dwelling designs: LOCHAVEN Design Guidelines

lochaven.com.auLand Sales Office 665 Hall Road, Cranbourne West | phone: 0425 814 646

Design Guidelines

Version 6 – February 2018

Contents 1 Purpose of the Guidelines and EnviroDevelopment accreditation

To achieve a high quality of design and construction at

Lochaven, Dacland has implemented specific safeguards

to protect the interests of residents.

These guidelines serve as reassurance for residents

expecting a high quality of built form by minimising

the potential risk of disharmony occurring between

neighbouring dwellings.

Lochaven, being an accredited EnviroDevelopment,

achieving six leaves of sustainability requires the

introduction of additional mandated design guidelines

to help purchasers contribute to creating a sustainable

community. This award is presented to communities

that excel in sustainability, and go beyond the minimum

compliance standards to further benefit future residents

living in the community.

The Design Guidelines may be amended from time to time

at Dacland’s discretion to reflect changes in design and

building trends and/or amendments to legislation affecting

building approvals.

1. Purpose of the Guidelines and

EnviroDevelopment accreditation ................... 1

2. Design Approval Process ..............................2

3. Submission Requirements .......................... 3

4. Solar Access & Energy Efficiency .................. 4

5. Setback Requirements ................................ 5

6. Dwelling Design ......................................... 6

7. Garage Design ........................................... 7

8. Corner Lots and Lots Adjoining Tree Reserves

and Drainage Corridors ............................... 8

9. Façade Variation ........................................ 8

10. Colours and Materials .................................9

11. Fencing .................................................. 10

12. Driveways ...............................................11

13. Landscaping ........................................... 12

14. Services & Outbuildings ............................ 13

15. Sustainability .......................................... 14

16. Driveway and Fencing Agreement .............. 15

17. Waste Management Checklist .................... 16

18. Greenhouse Gas Emissions

Reduction Checklist ................................. 17

19. Application Form ..................................... 18

Appendix .................................................... 19

Approval is required from the Design Approval Committee

(DAC) for the construction of all new dwellings, garages,

fences, sheds and any other structures on any lot

within Lochaven.

Upon receiving approval from the DAC, applicants must

then obtain building approval for the dwelling from the

local council/independent building surveyor and/or any

other governing authority. Applicants must ensure that all

proposed works meet relevant authority requirements, and

that the required permits are obtained.

The DAC will assess all designs and endorse the submission

documents if they comply with the Design Guidelines.

Applicants must comply with any conditions imposed by

the DAC. Refer to final Design Guidelines as part of

Contract of Sales.

If the design submission does not comply with the Design

Guidelines, the DAC will advise on the areas of non-

compliance. Applicants must then submit amended plans

to gain approval.

Submissions will be assessed against the current version (at

the time of assessment) of the Design Guidelines. The final

decision regarding all aspects of the Design Guidelines will

be at the DAC’s discretion. The DAC also reserve the right

to waive or vary any requirement of the Design Guidelines.

The DAC will endeavour to assess submissions within

10 business days.

1. Purchaser receives contract of sale.

2. Submission of plans for review & approval.

Refer Submission Requirements section for details

3. Design Approval Committee undertakes

design review.

4. Design approved.

5. Obtain building permit.

6. Complete construction. A Certificate of Occupancy

must be obtained after the construction.

7. Complete fencing & driveway. Must be completed

prior to occupancy.

8. Complete front landscape. Must be completed within

120 days of receiving the Certificate of Occupancy.

2 Design Approval Process

02LOCHAVEN Design Guidelines

3 Submission Requirements

A copy of the following must be submitted to the DAC,

either via post or email.

1. Site Plan (scale 1:200)

Must indicate all boundary setback dimensions, total

site coverage and floor areas, site contours, north point,

easements, vehicle crossover, driveway and other non-

permeable surfaces, fencing details, ancillary items,

any proposed outbuildings and details of any proposed

retaining walls.

2. Floor Plans (minimum scale 1:100)

Must indicate all key dimensions and internal layout

including rooms, pergola, decks, terraces, balconies,

verandahs, windows and doors, openings and

ancillary items.

3. Elevations (minimum scale 1:100)

Must include all 4 elevations and indicate building

heights, finished floor-to-ceiling levels, roof pitch, eaves

depth, external finishes, ancillary items, existing ground

levels, proposed earthworks and details of any proposed

retaining walls.

4. External Colour and Material Selection

Must submit details of all proposed external colours

and materials including brands, colour names and

colour swatches where possible.

5. Landscape Plan for Front Landscape

(minimum scale 1:100)

Must submit layout and materials plan, planting plan

including species and quantities. Location, elevations

and details of any external structures, such as

pergolas and details of existing vegetation to

be removed or retained.

6. Signed Driveway and Fencing Agreement

(contained in this document)

7. A Completed Waste Management Checklist


8. A Completed Greenhouse Gas

Emissions Reduction Checklist


9. A Completed Application Form


Please Note:

• Plans and elevations must also be submitted for any

proposed verandahs, carports, sheds or similar.

• If submitted via post, plans must be provided in

A3 format.

• All documents submitted via email must be in pdf format.

• Applicants are responsible for ensuring that proposals

comply with applicable building regulations and any

applicable planning and/or authority requirements along

with current Victorian energy rating standards prior

to construction.

• Approval from the DAC is not an endorsement that

proposals comply with the above requirements.

For enquiries:

Please contact the DAC on:+61 401 998 269

Submit applications to

Submit applications via email to

[email protected]

or mail to

Lochaven Design Approval Committee

Studio 1102, Level 11

125 Swanston Street

Melbourne VIC 3000

03 LOCHAVEN Design Guidelines

4 Solar Access & Energy Efficiency

Correctly orientated homes are environmentally responsible,

and can reduce ongoing energy costs and increase

enjoyment of your home. All homes must comply with

Victoria’s energy rating requirements as at the time of

submission legislated (an Energy Rating Certificate is

required prior to obtaining a Building Permit).

Requirements:

a) To maximise solar access and energy efficiency,

indoor habitable rooms and private open space must

face north.

b) Light-to-medium roof colours are required to minimise

heat absorption and associated energy costs. Colour that

is darker than RGB 808080 will not be permitted. For

example, “Dark Chocolate” and “Gunmetal” will not be

permitted. See below images.

c) All homes should incorporate environmentally sustainable

designs such as (but not limited to) double-glazed windows

and glass doors, water tanks, eave overhangs, passive

air-conditioning systems, sustainable building materials and

solar panels.

d) Rebates may be available:

www.yourenergysavings.gov.au

Note: Information and tips regarding energy efficiency are

available on Sustainability Victoria’s website:

www.sustainability.vic.gov.au

DAC Approved Roof Colours:

Stonewall

Dark Chocolate

Walnut

Gunmetal

Quartz Shale


Carefully consider the dwelling position on the lot.

Appropriate setbacks promote passive surveillance while

maintaining sufficient privacy from the street and adjoining

properties. Setbacks must comply with Part 4 of the

Building Regulations 2006, Clause 54 of the Planning

Scheme and Building Envelopes on Plan of Subdivision

as applicable.

a) The following setbacks are required:

All standard lots:

Minimum setback from the front street boundary to

front façade: 4.0m

Corner Lots and Lots Adjoining Tree Reserves

and Drainage Corridors:

Minimum setback from boundary to side façade: 2.0m

All front-loaded garages:

Minimum setback from boundary to garage front façade:

5.5m. Must also be set back the front wall of the

dwelling by a minimum of 840mm.

For confirmation of lot setback refer to Building

Envelopes on Plan of Subdivision for each individual lots.

b) The following may encroach into the minimum front

street setback by up to 2.0m on standard lots:

• porches, verandahs and pergolas with a maximum

height of less than 3.6m above natural ground level

• eaves, fascia and gutters

• sunblinds and shade sails

• screens referred to in Residential Code (Res Code)

regulation 419 ‘overlooking’ clauses (5)(d) or (6)

• decks, steps or landings less than 800mm high.

c) Side or rear boundary (when not a side

street interface):

Minimum setback from the boundary:

The driveway must be set back from the closest

side boundary by at least 500mm to allow for a

landscaping strip.

d) The following may encroach into the minimum side

and rear setbacks by up to 500mm (when not a side

street interface):

• porches and verandahs

• masonry chimneys

• sunblinds

• screens referred to in Res Code regulation

419(5)(d) or 419(6)

• flues and pipes

• domestic fuel tanks and water tanks

• heating and cooling equipment and other services.

e) The following may encroach into the minimum side

and rear setbacks (when not a side street interface):

• landings with an area of not more than 2m² and less

than 1m high

• eaves, fascia, gutters not more than 600mm in

total width

• walls and carports that are constructed on

the boundary

• unroofed stairways and ramps

• shade sails

• pergolas.

f) Walls on the boundary:

Providing the Building Envelope allows a wall to be

constructed on or within 200mm of a side or rear

boundary, the wall’s dimensions must not exceed any

of the following:

• a length of 10.0m plus 25% of the remaining length

of the boundary of an adjoining allotment

• an average height of 3.2m

• a maximum height of 3.6m.

g) Small Lots:

Lots identified as Small Lots on the Plan of Subdivision,

Small Lot Housing Codes must be applied.

Small lots are defined as either Type A or Type B lots

under the code.

For current version of the Small Lot Housing Code, refer:

www.mpa.vic.gov.au/planning-activities/greenfields-

planning/small-lot-housing-code

Note: In certain circumstances, setback requirements may

vary from the above. Factors which may affect setback

requirements could include (but are not limited to) existing

neighbours or other applicable Building Regulation and/or

Planning Scheme requirements.

The DAC will assess submissions for special considerations

on alternative setbacks on merits due to site specific or

locational attributes.

5 Setbacks


6 Dwelling Design

The dwelling design approach in Lochaven is Contemporary

Australian Architecture style. The use of clean lines and

minimalistic material and colour palette defines the style of

this modern, urban community.

Requirements:

a) Front elevation must demonstrate architectural integrity.

b) Front façade must be designed to include depth of

built form, windows and combination of other features

such as verandahs, projections, varying roof form and

materials that address the street frontage.

c) Large areas of blank or non-articulated walls are

not permitted.

d) Ornamentation, period styles, period features, references

to historical or mock period style design are not

permitted.

e) Double storey homes must incorporate articulation

between the ground and first floor through definition of

physical depth of the façade, including but not limited to

material variation.

f) Dwellings along Flicka Boulevard must be

double storey.

g) Sliding windows on front elevations or elevations facing a

road or reserve are not permitted.

h) The main entry must be located on the front elevation,

facing the primary frontage.

i) Porches, porticos, verandahs and pergolas to

the front of the dwelling are encouraged. These

should be large enough to create a usable space that

encourages outdoor living and interaction to the street.

Materials creating a light appearance

are preferred.

j) Flat roofs (under 5 degree pitch) and parapet walls are

strongly encouraged.

k) Hipped or gabled roofs must be pitched at 20-30

degrees and have eaves at least 450mm wide for front

and north facing façades.

Image credit: Boutique Homes

Artist Impression

Artist Impression

Artist Impression

Artist Impression

Image credit: Home Buyers Centre

Image credit: Urban Edge

Image credit: Urban Edge

DAC approved dwelling designs:


7 Garage Design

The location and treatment of garages and garage doors

should contribute positively to both the dwelling design and

the streetscape design.

Requirements:

a) All lots must provide vehicle accommodation in

the form of an enclosed garage.

b) Garages must not dominate the façade and must

have a panel lift/sectional door to the street frontage.

Refer restrictions on Plan of Subdivision for specific

requirements on Garage door width.

c) Lots 10.5m wide and less must have a single garage.

d) Garages must be set back behind the front wall of

the dwelling as per Section 5 setbacks.

e) Garages located on the secondary street of corner

lots will be considered individually by the DAC.

Proposals must comply with applicable setbacks

and car parking requirements.

f) Only one garage and crossover is permitted per lot.

g) All lots come with an approved crossover location

between the street and driveway. The location may

be changed, with approval of the DAC and council.

Existing or planned underground utilities, pits, poles and

trees may make relocation expensive or impossible.

If the crossover is not yet built, approvals are likely

to be straightforward. If it has already been built,

applicants must obtain the approvals and fund the cost

of demolition, construction, and the relocation of items

such as trees and poles.

Timber look sectional/ panel lift

Colorbond sectional/ panel lift

DAC approved garage doors:


9 Façade Variation

Variety in façade designs contributes to the visual appeal

of a community and protects the investment

of residents.

Requirements:

a) Two dwellings of the same or overly similar front

façade may not be built within view of each other, or

in close proximity to each other. This applies

to sites within three (3) lots of each other, but does

not apply to townhouse or medium

density developments.

Scenario 1:

Scenario 2:

Artist Impression

8 Corner Lots and Lots Adjoining Tree Reserves and Drainage Corridors

Homes on corner lots, lots adjoining tree reserves

and drainage corridors must address their prominent

position within the streetscape and adjoining open space

and contribute to creating of an attractive, safe living

environment

Requirements:

a) Side elevations facing a road or reserve must include

sufficient detailing that matches and complements the

design of the front elevation (‘corner treatment’).

b) A consistent or complementary treatment from the front

façade must continue to the side façade for a minimum

of 3m.

c) Windows must be incorporated along the side façade,

within the 3m corner treatment zone.

d) Refer to Fencing Section in this document for specific

requirements regarding corner lot fencing that addresses

both the primary and secondary street frontage.

e) High quality landscape treatment must be provided

along both primary and secondary streets. Refer to Front

Landscaping section for details.

f) Garages positioned at the rear of the lot and accessed

off the side street are encouraged by the DAC as it

provides a more attractive dwelling design and street

interaction.

STREET

3 2 1 1 2 3

Facade Variations

Similar Facades

Scenario 1

STREET

1 22 33

Scenario 2

Similar Facades

STREET

3 2 1 1 2 3

Facade Variations

Similar Facades

Scenario 1

STREET

1 22 33

Scenario 2

Similar Facades


The considered use of external building materials, colours

and finishes is important to maintain a high quality of

residential neighbourhood character. We encourage neutral

or muted colour palettes to achieve the contemporary

architectural style within the Lochaven streetscape.

Requirements:

a) A minimum of two materials must be used on all

external walls facing streets or public spaces. Any single

material must cover 70% or less of the wall surface.

Areas of roofs, doors, windows and garage doors are not

considered part of the wall surface for this calculation.

b) Preferred materials are:

• Face brickwork

• Rendered lightweight cladding or masonry

• Weatherboards/cement composite materials (such as

scyon cladding). If used, these materials cannot

comprise more than 50% of an elevation

• Timber cladding

• Selective use of stone or tile cladding.

c) Metal corrugated roofing is encouraged. Masonry, slate

or terracotta tiles are also permitted.

d) Dark coloured roofs are not permitted as they absorb

more heat and cause Urban Heat Island effect.

Therefore, all roofs must be in a neutral and subdued

colour. Light to medium roof tones must be used. Colour

that is darker than RGB 808080 will not be permitted.

e) Garage door profile and colour must complement the

design and colour scheme of the dwelling. A natural

timber colour or finish is preferred.

f) External colours must reflect the Lochaven contemporary

design character, and must be consistent with those

shown in below colour palettes.

g) The use of heritage colours or bright colours (such as

Dulux Rich Red Violet or Corn Kernel) is not permitted.

A170 Corn KernelA1 Rich Red Violet

h) Avoid reflective, frosted, coloured or patterned

film on external windows and doors.

i) Security shutters, sunblinds, shade sails and

canvas awnings are not permitted where visible

from public areas.

Approved colour & material palettes:External colour and brick palette:

10 Colours and Materials


Consistent style and positioning of fencing throughout a

community forms a common link enabling the streetscape

to interact as a whole and emphasising individual

characteristics of each dwelling.

Requirements:

a) Side and rear boundary fencing must be constructed

from capped timber palings with exposed posts.

b) Side and rear boundary fencing must be 1.8m high, and

constructed using 125mm x 75mm posts with 2.4m post

spacing except for lots identified in the Lochaven Front

Fencing Guide.

c) Side boundary fencing must stop at least 840mm

behind the front façade except for lots identified in the

Lochaven Front Fencing Guide.

d) Front fencing is only permitted in accordance

with the Lochaven Front Fencing Guide in the appendix.

e) Side boundary fencing must return at 90o to abut the

dwelling or garage at least 840mm behind the front

façade (return fence). These fences, including any gates,

must be constructed from capped timber palings with

exposed posts to match the boundary fencing, or from

a complementary timber style such as merbau slats.

Return fences/gates must be set back to allow access to

meter boxes.

f) Corner lots: Fencing along a side boundary that abuts a

road must not extend more than 40% of the total length

of the lot.

g) Fencing along a side boundary that abuts a road must

be finished with natural stain (clear colour stain). The

exception is fencing along a side boundary that abuts

Flicka Boulevard, Strathlea Drive and Killearn Avenue.

In these locations the fencing must be timber and

matching the finish and colour given in the Lochaven

Front Fencing Guide at the time of approval.”

h) Lots adjoining a tree reserve or drainage reserve are

treated as corner lots and must have the same fencing

treatments.

i) Refer to the fencing diagram to see the extent of fencing

and gate required for each lot type.

DAC approved corner fencing treatments:

Side and rear boundary fencing elevation:

11 Fencing

Return fence/gateSide & rear fence

Corner lot s ide fence

STREET

DWELLING

DWELLING

DWELLING

Fencing diagram

1) Standard Lot 2) Corner Lot 3) Irregular Lot

PRIMARY STREET

SE

CO

ND

AR

Y S

TR

EE

T

STREET

min. 840mm

min. 840mm

min. 840mm

min. 840mm

4.5m

40

% F

EN

CE

D6

0%

UN

FE

NC

ED


Fencing diagram

2.4m

125x75mm posts

Natural Stain

100mm lapped palings100x38mm treated pine plinth

1.8m

Return fence / gate

Side & rear fence

Corner lot side fence


DAC approved driveway finishes:

DAC approved permeable driveway:

12 Driveways

Driveways should blend with proposed dwelling façade

colours in subdued and natural tones consistent with the

DAC approved colour palette on Section 10.

Requirements:

a) The driveway may match the width of the garage and

must taper as it approaches the front boundary so that

it generally matches the width of the crossover.

b) Excessive concreting in the front yard is not permitted.

c) Permeable material is encouraged (except loose

material such as gravel).

d) Other permitted finishes for driveways are:

• exposed aggregate

• pavers

• stamped or stencilled surfacing

• coloured concrete consistent with

streetscape pavement

e) Driveways must have a matt finish. Shiny or reflective

surfaces are not permitted.

f) Only one driveway is permitted per lot.

Coloured concrete

Exposed aggregate

Resin bound stone paving www.mpspaving.com.au

Grass pavement

Bluestone pavers

‘Crazy stone’ pavers

Pavers in gravel bed

Turfgrid or EcoTrihex www.adbrimasonry.com.au


These guidelines ensure all private gardens are well

designed and create attractive visual spaces between

homes and within each house. Plants that present well in

all seasons are encouraged.

Requirements:

a) All house plans submitted for DAC approval must include

a landscape plan.

b) Front garden landscaping must be completed to

an acceptable standard by DAC and within 120 days

of receiving a Certificate of Occupancy.

c) Letterboxes must match and complement the dwelling

design, be contemporary in style and constructed from

metal, timber, brick or rendered masonry. They must

clearly display the street number as per Australia Post

requirements.

d) All areas forward of the return fencing must be

landscaped with plants from the Lochaven

Landscape Guidelines (see appendix).

e) No more than 40% of the landscaped area (including

driveways) may comprise non-permeable surfaces such

as paving, except with DAC approval. Permeable surface

treatments such as pebbles, stepping pavers in gravel

bed, crushed rock and lawn are strongly encouraged.

f) Planting must be provided to the landscape strip

between the driveway and the closest side boundary.

g) The front 1.2m of each lot must be garden bed and

planted with hedging or high shrubs. Refer Lochaven

Landscape Guidelines in the appendix for DAC approved

species and layouts.

h) A density of minimum 4 plants per square metre is

required for the front 1.2m garden bed.

i) Corner lot landscape: A further 2.0m long x 1.0m wide

landscape strip must be provided along the secondary

frontage and a min. 0.5m wide planting to extend to

the return fence. A density of minimum 4 plants per

square metre is required.

j) Lots adjoining a tree reserve or drainage reserve

are treated as corner lots and must have the same

landscape treatments.

k) All garden bed planting must be contained within

a mulched bed and densely planted to ensure good

coverage of growth.

l) A minimum of 1 deep-rooted tree for each front garden

is required. Locating this in front of the front window

is encouraged, to provide shade and privacy to the

front rooms.

m) A front garden consisting of varying hierarchy, texture

and colour of planting is strongly encouraged. Refer to

the DAC approved Front Garden Layout examples in the

appendix for minimum requirements.

n) All landscape design must avoid planting of invasive

species as per WONS (Weeds Of National Significance),

weeds on the National Environmental Heritage List

(Department of Environment and Heritage), Stage

declared species, and those incorporated in the relevant

planning scheme.

o) A minimum of 80% of plant species must be selected

from appendix 1 of this Design Guideline.

DWELLING

Seco

nda

ry S

tree

t

Primary Street

Nature Strip

Minimum 0.5m wide planting to the return fence

1.2m wide front planting zone

Min 1.2m

Min 2m

Extend to meet return fence

2.0m long x 1.0m wide planting

DAC approved corner front landscape layout:

13 Landscaping


The appropriate integration of service items is important

in terms of both function and the potential impact on the

streetscape and neighbouring properties.

Requirements:

a) All ancillary items and services, including but not limited

to water tanks, air-conditioners, clotheslines, bins,

satellite dishes, antennas and service meters should be

sited unobtrusively and away from public view. Location

details must be indicated on house plans as part of the

application for approval.

b) All external plumbing including spa pumps/motors must

be concealed from public view. Downpipes and gutters

are exempt from this requirement; the treatment of

these must complement the dwelling colour scheme.

c) Air-conditioning units must be located below the

roof ridge line and towards the rear of the property

to minimise visual impact. Their colouring must

blend with the adjoining wall or roof colour. Units must

be low profile types and fitted with noise baffles where

appropriate.

d) Roof fixtures are not permitted on the front elevation.

Solar panels may be flat or integrated with the roof pitch

of north-facing roofs on front elevations.

e) Internal windows furnishings must be fitted within

3 months of occupancy. Sheets, blankets or similar

materials are not permitted.

f) Security shutters, sunblinds, shade sails or canvas

awnings are not permitted where visible from

public areas.

g) Sheds and outbuildings must be designed and

located to minimise visibility and potential impact

on neighbouring properties and the streetscape.

The DAC will assess these structures on their merits, and

structures deemed to be excessive in size will

not be approved.

h) The size and design of ancillary structures,

such as pergolas and verandahs must be

unobtrusive and consistent with/complementary

to the dwelling design.

i) NBN is supported in the Lochaven development, please

contact NBN for more details.

j) Provisions have been made for recycled water

and third pipe connections to all homes and

it is encouraged to consider this as part of the

home design. Please contact South East Water

for more details.

k) No signs, including ‘For Sale’ signs may be erected other

than a ‘Home for Sale’ sign which may be erected after

dwelling construction is complete.

14 Services and Outbuildings


Lochaven, being an accredited EnviroDevelopment requires

the introduction of additional mandated guidelines. These

guidelines will help purchasers contribute to creating a

sustainable community which will benefit future residents

at Lochaven.

Requirements:

a) Dark coloured roofs are not permitted as they absorb

more heat and cause Urban Heat Island effect.

Therefore, all roofs must be in a neutral and subdued

colour. Light to medium roof tones must be used. Colour

that is darker than RGB 808080 will not be permitted.

b) All lots over 350m2 must achieve “Silver” performance

levels under the Livable Housing Australia’s Livable

Housing Design Guidelines, as outlined in the

official website www.livablehousingaustralia.org.au/

designguidelines.

c) All lots over 300m2 must include a rainwater tank of

minimum capacity (2000L) and plumbed for laundry and

irrigation uses.

d) All homes must incorporate fixtures & appliances with

the following requirements:

• Showerheads that use ≤6 litres per minute

• Taps to bathrooms, kitchen and laundry that use ≤6

litres per minute.

• Dishwashers (where installed) with a water

consumption of ≤14 litres per use.

e) During the construction of all homes, builders are

required to incorporate the following waste management

practices at minimum:

• Use of skips bins rather than cages

• Keep maintenance of waste records

• Contractors are required to transport waste to a

licensed recycling centre

• Prioritise the selection of materials and products

which work to minimise packaging and/or incorporate

recycled packaging

• design dwellings to maximise use of standard sizes

of materials wherever possible.

Residents must complete the checklist in Section 17

of this Design Guideline and submit as part of DAC

approval process.

f) All homes must achieve minimum 6 star National House

Energy Rating Scheme (NatHERS) Rating, by using

NatHERS accredited software tools such as AccuRate,

B.E.R.S or FirstRate5. Refer www.nathers.gov.au for

more details.

g) Greenhouse gas emissions for each home must

be at least 20% better than required Federal and

State government regulations, such as the National

Construction Code, or standard practice.

To reduce greenhouse gas emissions, residents are

given the choice of a range of potential energy/

greenhouse gas initiatives to choose from. Refer to

checklist 18.

Residents must complete the checklist 18 of this Design

Guideline and submit as part of DAC approval process.

Rebates and incentives may be available in Australia to

reduce the up-front cost of solar units. See the following

website for details www.yourenergysavings.gov.au/

rebates

h) Low emission material and finishes are products that

do not release significant pollutants (Volatile Organic

Compounds-VOC) into the environment that causes

illness and allergic reactions.

• Low emission paints and sealants must be used on

over 95% of surfaces.

Examples of DAC approved products:

• Low emission paint: DULUX Professional Enviro2

Paints: Refer data sheet online www.dulux.com.au/

specifier/product/dulux-interior-products/walls/product-

detail?product=2108

• Low emission sealant: Bostik firecaulk: Refer data

sheet online www.bostik.com.au/construction-trade-

products-catalogue-sheet-28682-bostik_firecaulk-m-

0-g-0.html

15 Sustainability


This agreement ensures homeowners are aware

of construction timeframes and requirements for driveways

and fencing.

I/we, being the property owners of lot _________, hereby

confirm that I/we will comply with the requirements of

the Lochaven Design Guidelines, including those for the

driveway and fencing.

Fencing: PLEASE TICK

Will be constructed in accordance with the Lochaven

Design Guidelines and the relevant fencing template

(including fence height, location, style and material).

Driveway: PLEASE TICK

Will be constructed prior to occupancy.

Will be offset from the closest side boundary.

Will generally match the width of the crossover

at the front boundary.

Will not have excessive concreting in the

front yard.

Will be constructed from material listed in

the driveway section, or an alternative that is

approved by the DAC.

Will be constructed as per the DAC

approved plans.



STREET

DWELLING

DWELLING

DWELLING

Fencing diagram


PRIMARY STREET

SE

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STREET

min. 840mm

min. 840mm

min. 840mm

min. 840mm

4.5m

40

% F

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1) Standard Lot 2) Corner Lot

Return fence / gateSide & rear fence

Corner lot side fence

3) Irregular Lot

Fencing diagram



STREET

DWELLING

DWELLING

DWELLING

Fencing diagram


PRIMARY STREET

SE

CO

ND

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STREET

min. 840mm

min. 840mm

min. 840mm

min. 840mm

4.5m

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% F

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TICK IF APPLICABLE TICK IF APPLICABLE TICK IF APPLICABLE

16 Driveway and Fencing Agreement


This checklist ensures that homeowners and builders are

aware of practices and minimum requirements for waste

management at Lochaven.

Waste Management Practices: PLEASE TICK

Will use skip bins rather than cages during the

construction period.

Will keep maintenance of waste records throughout

the building process.

Will ensure all contractors transport waste to

a licensed recycling centre.

Will not have excessive concreting in the

front yard.

Will prioritise the selection of materials and products

which work to minimise packaging and/or incorporate

recycled packaging design dwellings to maximise use

of standard sizes of materials wherever possible.

17 Waste Management Checklist


As part of our EnviroDevelopment agreement from June

2017, Greenhouse gas emissions for each home must be

at least 20% better than the required Federal and State

government regulations.

The following table outlines a range of different energy

initiatives and the greenhouse gas emissions attributable

to them.

Residents can choose any combination from the table to

achieve the required 20% reduction.

This checklist must submitted as part of DAC

approval process.

18 Greenhouse Gas Emissions Reduction Checklist

Greenhouse Gas Emissions Reduction Checklist

EnviroDevelopment Percentage Reduction Heating and Cooling – FirstRate Scores

Greenhouse Gas Reductions Tonnes of GHG per person

6 Star Home – Efficient AC (EER 3.5, COP 3.65)

3% 0.23

6 Star Home – Gas Heating (80% efficient) and no A/C (or Evaporative or ceiling fans)

10% 0.87

6.5 Star – Efficient AC (EER3.5, COP 3.65)

9% 0.81

6.5 Star – Gas Heating (80% efficient) & no A/C

18% 1.59

7 Star – Efficient AC 13% 1.11

7 Star – Gas Heating 20% 1.78





Lighting

4W/m2 (LED and Compact Fluoro) 3% 0.27

3.5W/m2 5% 0.40

3W/m2 (Fully LED Lighting) 6% 0.54

2.5W/m2 (Optimal Daylight and smart LED design)

8% 0.67

Cooking Appliances

Gas Oven 7% 0.60

Induction Cook-top 4% 0.34

Efficient Appliances (within one star of best available)

Dishwasher 1% 0.08

No Dryer 2% 0.20

Washing Machine 4% 0.35

Refrigerator 1% 0.13

Solar Offset

1kW solar system 19% 1.67

1.5kW solar system 27% 2.38



Hot Water

High Efficiency Solar Hot Water 4.5% 0.40

Efficient Heat Pump Hot Water 1% 0.10

Total Greenhouse Gas Reductions

PLEASE TICK


Lot Number

Street

Owner Details:

Name/s

Contact Number

Email

Postal Address

Builder Details:

Company

Contact Person

Contact Number

Email

Postal Address

Applicant Details (if different from above):

Company

Contact Person

Contact Number

Email

Postal Address

Attachment checklist:

Site plan

Floor plan/s

Elevations

External colours and materials

Landscape plan

Signed driveway and fencing agreement

Waste Management Checklist

Greenhouse Gas Emissions Reduction Checklist

PLEASE TICK

19 Application Form


Appendix 1: Lochaven Landscape Guidelines

Gardening Tips:

Garden Bed Preparation

It is important to prepare your garden adequately for

planting. The following steps will help establish plants for

long-term success.

A depth of at least 300mm of top soil is ideal for all

garden beds. Before planting, ensure adequate drainage

if planting into clay soil then cultivate soil with additives

such as compost for sandy soil sites and gypsum if planting

into clay. 75mm depth of mulch will help suppress weed

growth and retain moisture within the soil. A good source

of sustainable mulch is either recycled hardwood mulch or

inorganic stone mulch from a locally sourced quarry.

Garden bed edging is a good way to control the interface

between garden and lawn. This could be made from a

timber or steel, with steel being the material which

lasts longer.

Water Wise Gardening

Gardens benefit from making the most of natural rainfall.

This can be achieved in many ways; the following tips are

a handy guide:

• Minimising the amount of paving encourages rainfall

to infiltrate into the garden naturally.

• Where paving is required, use a permeable paving,

decking or loose gravel so water can infiltrate into

the soil below.

• Where possible, direct water runoff from any hard

surfaces into garden beds; this requires adequate

provision for drainage across the site.

• Connect any roof runoff to a tank for a sustainable

garden irrigation source in the drier months.

• Early evening or morning is the best time to irrigate the

garden.

Planting

Careful installation of each plant is critical to setting it up

for healthy growth. See the tips below to make sure plants

have the best chance of survival:

• Test plants in the nursery prior to purchase to make sure

they are healthy. Look for signs of disease or pests and

squeeze the base of the pot to make sure the roots are

not pot bound (cramped into pot). All these factors can

inhibit good plant establishment.

• Plant plants at spacings which take into account their

mature size. The more dense the planting the less need

for weeding.

• Plan planting times: Autumn to early spring is optimal,

summer is not.

• Always try to plant in the cooler time of the day.

Water plants in their pots before transferring to reduce

the shock.

• To release the plant from the pot, gently squeeze the

pot to loosen the plant and carefully remove without

damaging the roots.

• Make a hole twice the width of the pot but no deeper

than the pot depth. This ensures that the top of the plant

and its root zone is not submerged under new soil when

planted.

• Water the plant into its new home immediately after

planting, then place mulch around the plant.

• Mulch can then be placed around plants to maintain

moisture, ensuring the mulch is kept mulch away from

the base of the plants.

• Water plants daily for the first week and regularly (at

least three times weekly) in the first three years of

establishment. Once established, trees should not require

watering unless in drought. Even hardy plants require

watering over periods of drought.


Hedging

Plant hedging plants at distances specified. Prune three

times a year at a slight angle from the base with the base

being wider. This allows the sun to reach lower branches

and avoids the lower portion dying off and becoming

twiggy. Select the largest plants you can afford to make

hedge establishment and pruning easier.

Feeding

All plants need regular feeding as well as water and light.

Feed plants with a simple slow-release fertiliser every

six months such as regular Osmocote or Osmocote for

natives if planting a native garden. Plants benefit from the

addition of fresh compost to soil also, particularly at the

commencement of the growing season.


1a Textural Native Gardens (Lawned)Front Garden Design Themes

Typical Plan Typical Section

TREESCorymbia citriodora ‘Scentuous’Corymba eximia ‘Nana’Tristaniopsis laurinaMelia azerdabach ‘Lilac Lady’Lagerstroemia fauriei

HEDGINGHakea salicifoliaGrevillea victoriaeSyzygium australe

TEXTURAL SHRUBSAcacia glaucopteraCorrea albaPersoonia pinnifolia

FEATURE/FLOWERING SHRUBSPlectranthus argentatus Gastrolobim praemorsum ‘Bronze Butterfly’Leucospermum cuieform ‘Petite’

TUFTINGLomandra ‘Lime Tuff’Miscanthus sinensis ‘Yakushima Dwarf’Anigozanthos hybrid ‘Bush Pioneer’

GROUNDCOVERSMeuhlenbeckia axillaris’

TURFNara Native Turf

0 5

A A

Indicative letterbox location

Min. 1 Deep-rooted tree

Min. 1.2m wide Planting Zone

ACCESS ALONG SIDE OF HOUSE

EXPOSED AGGREGATE CONCRETE DRIVEWAY

OPTIONAL PEDESTRIAN PATH

PRO

PERTY B

OU

NDARY

750mm wide Gravel Path: Lilydale Toppings or other Grey-tone Gravel

FRONT GARDEN DESIGN THEME:


DeciduousEvergreen

Corymbia citriodora ‘Scentuous’

Melia azedarach Corymbia eximia ‘Nana’

Lagerstroemia faurieiTristaniopsis laurina

Hakea salicifolia (1.2m spacing)

Grevillea victoriae (1m spacing)

Syzygium australe (1m spacing)

Acacia glaucoptera Persoonia pinnifolia

Miscanthus ‘Yakushima Dwarf’

Correa alba

Anigozanthos ‘Bush Pioneer’

Gastrolobium ‘Bronze Butterfly’

Meuhlenbeckia axillaris

Leucospermum cuieform ‘Petite’

Plectranthus argentatus

TREES

HEDGING

TEXTURAL SHRUBS

TUFTING

FEATURE/FLOWERING SHRUBS

GROUNDCOVERS

Lomandra ’Lime Tuff’


1b Textural Native Gardens (Planted)


TREESCorymbia citriodora ‘Scentuous’Corymba eximia ‘Nana’Tristaniopsis laurinaMelia azerdabach ‘Lilac Lady’Lagerstroemia fauriei

HEDGINGHakea salicifoliaGrevillea victoriaeSyzygium australe

TEXTURAL SHRUBSAcacia glaucopteraCorrea albaPersoonia pinnifolia

FEATURE/FLOWERING SHRUBSPlectranthus argentatus Gastrolobim praemorsum ‘Bronze Butterfly’Leucospermum cuieform ‘Petite’

TUFTINGLomandra ‘Lime Tuff’Miscanthus sinensis ‘Yakushima Dwarf’Anigozanthos hybrid ‘Bush Pioneer’

GROUNDCOVERSMeuhlenbeckia axillaris’

TURFLomandra ‘Lime Turf’

0 5

A A





GREY-TONE EXPOSED AGGREGATE CONCRETE DRIVEWAY

OPTIONAL PEDESTRIAN PATH

PRO

PERTY B

OU

NDARY





Melia azedarach Corymbia eximia ‘Nana’

Lagerstroemia faurieiTristaniopsis laurina




Acacia glaucoptera

Lomandra ’Lime Tuff’

Persoonia pinnifolia


Correa alba






TREES

HEDGING

TEXTURAL SHRUBS

TUFTING


GROUNDCOVERS

DeciduousEvergreen


2 Planted Gardens


TREESAlbizia julibrissinArbutus unedoLagerstroemia faurieiRobinia frisiaCitrus x limonOlea europaea

HEDGINGViburnum odoratum ‘Awabuki’Hakea victoriaeLaurus nobilis

TEXTURAL SHRUBSPersoonia pinnifoliaRosmarinus officinalisSalvia ‘Berggarten’

FEATURE/FLOWERING SHRUBSEuphorbia characias ‘Blackbird’Phlomis samiaSantolina rosmarinifolius ‘Primrose Gem’

TUFTINGPhormium cookianum ‘Cream Delight’Miscanthus sinensis’Yakushima Dwarf’Iris unguicularis ’Alba’

GROUNDCOVERSThymus serphyllum ‘Annie Hall’Pachysandra terminalisErigeron Karvinskianus



GREY-TONE EXPOSED

AGGREGATE CONCRETE DRIVEWAY

PRO

PERTY B

OU

NDARYOPTIONAL PEDESTRIAN PATH


A

A



0 5



Exotic Species: DeciduousExotic Species: Evergreen

Arbutus unedo/ strawberry tree

Melia azedarach Olea europaea/olive Lagerstroemia fauriei

Lagerstroemia faurie

Citrus x limon/ lemon

TREES

Laurus nobilis (1m spacing)


Viburnum odoratum ‘Awabuki’ (1m spacing)

HEDGING


Persoonia pinnifolia Rosmarinus officinalis ‘Salem’

TEXTURAL SHRUBS

Phlomis samia Santolina ‘Primrose Gem’

Euphorbia characias ‘Blackbird’


Iris unguicularis ‘Alba’


Phormium cookianum ‘Cream Delight’

TUFTING

Thymus serphyllum ‘Annie Hall’

Pachysandra terminalis

Erigeron karvinskianus

GROUNDCOVERS


Native Species: Evergreen


Corymbia eximia ‘Nana’

Tristaniopsis laurina

TREES




HEDGING

Acacia glaucoptera Persoonia pinnifolia Correa alba

TEXTURAL SHRUBS





Lomandra ’Lime Tuff’ Miscanthus ‘Yakushima Dwarf’


TUFTING


GROUNDCOVERS

* All or some of the native species nominated above can also be used for options 2 and 3 if preferred


3 Lawned Gardens


TREESAlbizia julibrissinArbutus unedoLagerstroemia faurieiRobinia frisiaCitrus x limonOlea europaea

HEDGINGViburnum odoratum ‘Awabuki’Hakea victoriaeLaurus nobilis

TEXTURAL SHRUBSPersoonia pinnifoliaRosmarinus officinalisSalvia ‘Berggarten’

FEATURE/FLOWERING SHRUBSEuphorbia characias ‘Blackbird’Phlomis samiaSantolina rosmarinifolius ‘Primrose Gem’

TUFTINGPhormium cookianum ‘Cream Delight’Miscanthus sinensis’Yakushima Dwarf’Iris unguicularis ’Alba’

GROUNDCOVERSThymus serphyllum ‘Annie Hall’Pachysandra terminalisErigeron Karvinskianus

TURF



GREY-TONE EXPOSED

AGGREGATE CONCRETE DRIVEWAY

PRO

PERTY B

OU

NDARYOPTIONAL PEDESTRIAN PATH


A

A



0 5



Exotic Species: DeciduousExotic Species: Evergreen

Arbutus unedo/ strawberry tree

Melia azedarach Olea europaea/olive Lagerstroemia fauriei

Lagerstroemia faurie

Citrus x limon/ lemon

TREES

Laurus nobilis (1m spacing)



HEDGING


Persoonia pinnifolia Rosmarinus officinalis ‘Salem’

TEXTURAL SHRUBS

Phlomis samia Santolina ‘Primrose Gem’

Euphorbia characias ‘Blackbird’


Iris unguicularis ‘Alba’


Phormium cookianum ‘Cream Delight’

TUFTING

Thymus serphyllum ‘Annie Hall’

Pachysandra terminalis

Erigeron karvinskianus

GROUNDCOVERS


Native Species: Evergreen


Corymbia eximia ‘Nana’

Tristaniopsis laurina

TREES




HEDGING

Acacia glaucoptera Persoonia pinnifolia Correa alba

TEXTURAL SHRUBS





Lomandra ’Lime Tuff’ Miscanthus ‘Yakushima Dwarf’


TUFTING


GROUNDCOVERS

* All or some of the native species nominated above can also be used for options 2 and 3 if preferred


In order to provide high quality streetscape outcome,

and to align with the Lochaven urban design vision, front

fencing will be provided by Dacland in key locations. This

will also help to create an attractive transition from public

to private space, provide better security and additional

privacy to front gardens.

Front fencing must be provided on the lots shown

in this document.

No front fencing is permitted in any other lots in Lochaven

except for medium density development

as approved by Dacland.

The images and illustration shown below are examples

only. It should be noted that fencing heights may vary due

to topography and grading on individual lots.

Front fencing must be provided in these locations. Fencing to be supplied and installed by Dacland.

LEGEND

1 Location Plan

Appendix 2: Lochaven Front Fencing Guide


BRICK PILLAR: High quality brick with coloured mortar to match.

TIMBER PICKET FENCING:Cypress pine, with plinth board and oiled finish.

Brick pillar with letter box and street number

Semi-transparent timber fencing Driveway

900mm high

Please note these drawings are indicative only. Subject to change during design development and construction process.

2 Material

3 Design Elevation


Return fence/gate

Semi-transparent f ront and side fence

Rear and side boundary fence

STREET

DWELLING

DWELLING

Extent of front and side fencing


PRIMARY STREET

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Landscape str ip along boundary

DWELLING DWELLING


Return fence / gateFront fence

Side and rear boundary fenceFencing diagram



STREET

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DWELLING

DWELLING

Fencing diagram


PRIMARY STREET

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min. 840mm

min. 840mm

min. 840mm

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4 Extent of Front Fencing (Typical)


Design Guidelines - lochavenlochaven.com.au/public_resources/pdf/Lochaven-Design-Guidelines... · Gunmetal Quartz Shale ... DAC approved dwelling designs: LOCHAVEN Design Guidelines

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